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HomeMy WebLinkAbout2018 04 04 Public Hearings 401 StarbucksPLANNING & ZONING BOARD AGENDA ITEM 401 April 4, 2018 Meeting Consent Information Public Hearing X Regular REQUEST: The Community Development Department requests that the Local Planning Agency/Planning & Zoning Board hold a Public Hearing to consider the Aesthetic Review, Final Engineering Plans, and Special Exception requests for Starbucks at the Winter Springs Town Center. SYNOPSIS: A Starbucks Coffee restaurant is proposed on 2.8 acres located east of Tuskawilla Road and west of Michael Blake Boulevard, in the Winter Springs Town Center. The Community Development Department has reviewed the Aesthetic Review Plans, Final Engineering Plans, and four Special Exception requests for Starbucks. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION: • Applicant/Property owner's name(s): 7DBS Winter Springs, LLC • Property addresses: • Property Parcel ID numbers: • Current FLUM Designation: • Current Zoning Designations • Development Agreements (if any) 201 Michael Blake Boulevard • 1 1 �: 1�11 11:1/ Town Center District T-C (Town Center District) Winter Springs Holdings, 4/9/15 First Modification, 1/9/17 • Pending Code Enforcement Actions (if any): None 0 City Liens if any): None April 4, 2018 Planning & Zoning Board Agenda, Item 401 Page 2 of 5 APPLICABLE LAW, PUBLIC POLICY, AND EVENTS: Home Rule Powers Winter Springs Code of Ordinances City of Winter Springs Comprehensive Plan DISCUSSION: Project Overview: 7DBS Winter Springs, LLC (The Ocean Bleu Group) is proposing to build a Starbucks Coffee restaurant in the Winter Springs Town Center. The proposed 2, 500 square foot two-story building is located on a 2.8-acre parcel on the north side of S.R. 434, east of Tuskawilla Road, west of Michael Blake Boulevard, and directly in front of The Blake Apartments (Catalyst) currently under construction. The Starbucks Coffee includes a drive-thru service, indoor and outdoor seating areas, onsite and on -street parking, bicycle parking, enhanced pedestrian access facilities, and a highly decorative aesthetic design package for both the building and surrounding site improvements. Aesthetic Review Plans (Exhibit A attached): The proposed project consists of one two-story restaurant building (faux second -story) that also provides a drive -through lane and service window. The building has a tan, sand finish stucco facade, as well as a cedar wood composite siding on the sides of the building. The facade is additionally accented with brick and cultured stone veneers. The building utilizes a neutral color scheme and various yet highly compatible materials. The front of the building faces S.R. 434, and will feature an outdoor patio and seating area which leads to an entrance/exit to the building. The front of the building features a large Starbucks logo and directional "Drive-Thru" sign affixed to the faux second -story. The east side of the building features another entrance/exit, which is decorated with cedar wood composite siding. The rear of the building, which will face Sea Hawk Cove, features a "Starbucks" sign in text, and another "Drive-Thru" directional sign. The west side of the building, which will face Eagle Edge Lane, features the drive- thru pickup window, which is screened by a stone and brick veneer screen wall. The proposed proj ect is designed to contribute significantly to the quality architectural styles that are typical of the Winter Springs Town Center and the surrounding area. The proposed building represents a positive addition to the City of Winter Springs, and is a high -quality, unique design that is harmonious with its surroundings and will add value to the proposed location Final Engineering Plans: Starbucks Coffee is a quick service establishment that provides beverages and food to customers in a cafe -style layout. The plans depict one 2,500 square foot two-story building (faux second story) on a 0.67-acre lot, which is part of a 2.8-acre commercial parcel owned by 7DBS. A parking lot is located on the east side of the building. A drive-thru lane encompasses the north, west and south sides of the building. The parking lot has 28 onsite parking spaces, including two handicap spaces. Access to and from the site is from a driveway connection on Sea Hawk Cove. April 4, 2018 Planning & Zoning Board Agenda, Item 401 Page 3 of 5 Sea Hawk Cove is currently under construction as part of the Catalyst Winter Springs Apartments project and will be a public road upon completion. Sea Hawk Cove will be accessible from Michael Blake Blvd and Eagle Edge Lane, which is also under construction as part of the Catalyst Winter Springs Apartment project. The site includes a parking area, paver outdoor seating area, enhanced landscaping, upgraded sidewalks, and a drive-thru lane. Enhanced landscaping and 12-ft sidewalks will be located along SR 434 to provide a more walkable and aesthetically pleasing frontage. Sea Hawk Cove and the Catalyst Winter Springs Apartments border the site on the north. A 0.83-acre parcel, as part of a future development, will border the east side of the site. Eagle Edge Lane will border the west side of the site and the south side of the site is adjacent to S.R. 434. The site's stormwater is master planned into the Catalyst Winter Springs Apartments master stormwater pond, which is located east of the Cross Seminole Trail. The pond is currently under construction and it complies with the applicable St. Johns River Water Management District and the City of Winter Springs permit requirements. The Starbucks facility will connect to City of Winter Springs water and sewer facilities along Sea Hawk Cove. Staff s recommendation of approval of the Final Engineering plans is subject to the satisfaction of any remaining open Staff review comments. Special Exceptions: The applicant is requesting approval of four Special Exception requests. In granting a Special Exception, per the Town Center Code, the City Commission must find substantial competent evidence that: a. The proposed development contributes to, promotes, and encourages the improvement of the Winter Springs Town Center and catalyzes other development as envisioned in the Winter Springs Town Center regulations. b. The proposed development will not have an unfavorable effect on the economy of the Winter Springs Town Center and complies with the economic fiscal impact requirements set forth in the City's Comprehensive Plan and code. c. The proposed development abides by all rules in this code other than those specially excepted. d. The proposed development meets any reasonable additional conditions, restrictions, or limitations deemed necessary by the city commission in order to preserve and promote the intent of the Winter Springs Town Center District Code. e. With respect to each waiver requested, the specific waiver shall comply with all of the following: (i) Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; (ii) Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; (iii) Is in harmony with the general intent and purpose of the town center regulations; April 4, 2018 Planning & Zoning Board Agenda, Item 401 Page 4 of 5 (iv) Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and (iv) Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. The applicant requests that the Planning and Zoning Board consider the four following Special Exception requests: Special Exception Request #1: The applicant requests a Special Exception to locate the drive-thru service window on the side of the building rather than the rear. Sec. 20-324. - General provisions. 6. Drive-throughs. Drive -through service windows are only permitted in the rear in and alley accessed locations provided they do not substantially disrupt pedestrian activity or surrounding uses. Staff supports this Special Exception based on the inclusion of a decorative screen wall along the west side of the property, which effectively blocks the view of vehicles in the drive-thru lane from the surrounding streets and sidewalks. Special Exception Request #2: The applicant requests a Special Exception to reduce the off-street parking lot setback from S.R. 434 from a required minimum setback of 50-feet to approximately 40-feet. Sec. 20-324. - General provisions. 8c. Off-street surface parking lotplacement. Off-street surface parking lots shall beset back minimum of fifty (50) feet from the property line along the main street to accommodate liner buildings. Staff supports this Special Exception based on the relatively small size and location of the off-street parking lot, the small size of the property, plus the inclusion of a decorative knee wall and landscaping along the S.R. 434 frontage to provide adequate screening of the off-street parking lot. Special Exception Request #3: The applicant requests a Special Exception to reduce the 80% frontage buildout at the front setback required in the T5 transect to approximately 20%. Sec. 20-325. - Transect standards. T5 (Urban Center Zone) Lot Design Guidelines- 80% min. (at front setback) April 4, 2018 Planning & Zoning Board Agenda, Item 401 Page 5 of 5 Staff supports this Special Exception based on the recognition that it would be highly impractical for a small stand-alone coffee shop building on a 0.7-acre lot to achieve an 80% frontage buildout at the front setback, while still providing adequate parking, access, landscaping, and pedestrian facilities. To offset the frontage buildout reduction, the site includes a decorative knee wall, landscaping, and a new 12-foot wide sidewalk along the S.R. 434 frontage. Special Exception Request #4: The applicant requests a Special Exception to increase the front setback from SR 434 from the maximum of 8-feet to approximately 47-feet. Sec. 20-325. - Transect standards. T5 (Urban Center Zone) Principle building setbacks (from property line) Front/principle plane- 0 ft. 8 ft. max (from front property line) Staff supports this Special Exception based on the inclusion of a number of enhancements in front of the building, including a patio dining area, a decorative knee wall with landscaping, and an access lane that functions as a frontage road for Starbucks and the adjacent commercial lot to the east. FISCAL IMPACT: Approval of the Aesthetic Review plans, Final Engineering Plans, and Special Exceptions allows the subject property to be developed into a Starbucks Coffee restaurant. Development of the subject property as a Starbucks is anticipated to provide an increase to the City's taxable value, as well as provide a catalyst for future commercial development in the surrounding area. COMMUNICATION EFFORTS: The Meeting Agenda and this Agenda Item have been forwarded to the Planning and Zoning Board members and are available on the City's Website, LaserFiche, and the City's Server. The Agenda has been forwarded to the Mayor and City Commission; City Manager; and City Attorney/Staff. Additionally, the Meeting Agenda has been sent to media/press representatives, all Homeowner's Associations on file with the City, all individuals who have requested Agenda information, Department Directors; and also posted outside City Hall; posted inside City Hall with additional copies available for the general public. STAFF RECOMMENDATION: Staff recommends that the Local Planning Agency/Planning & Zoning Board forward a recommendation of approval to the City Commission for the Aesthetic Review, Final Engineering Plans, and Special Exceptions for Starbucks, subject to the satisfaction of any remaining open Staff review comments. ATTACHMENTS: 1. Exhibit A - Aesthetic Review Plans 2. 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